MN-188569
3450 County Road 397
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Koochiching County, Minnesota. Lake country cabin lots north, prime tillable ground south.
View Koochiching market data →Step 1 · Is this a deal?
4 items to verify before you offer.
Partial wetlands. Verify the delineated build envelope.
Gentle grade, straightforward to develop.
Moderate flood hazard on part of the tract.
1,859 ft of deeded road frontage.
A long utility run — price in solar/off-grid instead.
Net of wetlands and slope constraints.
Step 2 · Where do the numbers land?
Weighted from 6 recorded sales, adjusted for tract size, access, utilities and time since sale. Range width reflects dispersion across the comp set.
Comps, diligence flags, an offer number and what to ask the seller.
You need $258,114 off asking to hit this margin.
| Parcel | Acres | Sold | Price | $/ac | Adj $/ac | Dist | Match |
|---|---|---|---|---|---|---|---|
| MN-449019 Landlocked · Off grid | 447.1 | Jul 20, 2026 | $774,400 | 1,732 | 2,814 | 12.5 mi | 78 |
| MN-209704 Dirt · Full utilities | 734.4 | May 21, 2026 | $1,324,200 | 1,803 | 1,890 | 11.4 mi | 72 |
| MN-628557 Dirt · Off grid | 319.9 | Apr 18, 2024 | $436,400 | 1,364 | 1,737 | 13.6 mi | 70 |
| MN-617889 Dirt · Off grid | 197.2 | May 11, 2024 | $391,600 | 1,986 | 2,197 | 10.3 mi | 63 |
| MN-307207 Paved · Off grid | 120.3 | Feb 12, 2025 | $289,600 | 2,407 | 1,651 | 5.7 mi | 62 |
| MN-657247 Dirt · Off grid | 123.8 | Aug 9, 2025 | $268,000 | 2,164 | 2,012 | 16.9 mi | 59 |
Show adjustment detail for the top comp
- Tract size (447.1 ac → 322.72 ac)+10.1%
- Access (Landlocked → Gravel)+47.1%
Step 3 · Market it
Turn this underwriting into a listing
Generate a comp-priced headline, listing description, land-group post and cash-buyer email for this tract — then post it to the investor marketplace.